R5 Zoning in NYC: Low-rise multifamily
R5 districts are a transition density: small apartment buildings and rowhouses up to roughly three to four stories. Citywide, 90,005 tax lots carry a primary R5 designation.
On the average R5 lot, roughly 28% of the allowed residential floor area is unused — the raw material of a rezoning-era investment thesis. The lowest-density districts where small multifamily new-builds regularly pencil; underbuilt corner lots are the classic target.
Where R5 lots are
- Brooklyn: 53,110 parcels
- Queens: 23,256 parcels
- The Bronx: 12,856 parcels
- Staten Island: 654 parcels
- Manhattan: 129 parcels
FAQ
What is R5 zoning in NYC?
R5 is one of a transition density: small apartment buildings and rowhouses up to roughly three to four stories. Across New York City, 90,005 tax lots carry a primary R5 designation.
How built-out are R5 lots today?
On average, R5 parcels are built to a floor-area ratio of 1.08 against an average maximum residential FAR of 1.5 — roughly 28% of allowed floor area is unused on the average lot. Individual lots vary widely; check any specific parcel on the free NYRezone map.
Does City of Yes affect R5 parcels?
90,005 R5 parcels flag as potentially affected by at least one City of Yes for Housing Opportunity program in NYRezone's screening model. Program applicability is parcel-specific — verify each lot.
Screen every R5 parcel free
The NYRezone map scores all 90,005 R5 lots on unused floor area, City of Yes eligibility, and assemblage potential. No login.
Related R5 districts
Parcel figures derive from NYC Department of City Planning PLUTO data as processed by NYRezone. Zoning regulations are summarized for orientation only — always verify specifics in the NYC Zoning Resolution and with the Department of City Planning before acting on any parcel.